Rate Breakdown

Property taxes in Houghton County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Houghton County

In Houghton County, property taxes are determined by two primary factors: the Taxable Value (TV) of your property and the local millage rates. Each year, your local assessor determines the State Equalized Value (SEV), which represents approximately 50% of the property's market value. The Taxable Value is the figure used to calculate your tax bill, and it is capped by the Michigan Constitution to increase by no more than 5% or the rate of inflation, whichever is lower, until the property is transferred.

The total tax amount is calculated by multiplying your Taxable Value by the total millage rate for your specific taxing jurisdiction. A mill is $1 of tax for every $1,000 of Taxable Value. Your total millage rate is an aggregate of levies from county government, local townships or cities, school districts, and the state education tax.

Available Exemptions

Michigan offers several exemptions to help reduce the tax burden for qualifying residents. It is essential to ensure you have filed the correct paperwork with your local clerk or assessor to receive these benefits:

• Principal Residence Exemption (PRE): Often called the "Homestead" exemption, this excludes your primary residence from a portion of local school operating taxes.
• Disabled Veterans Exemption: Provides a 100% property tax exemption for honorably discharged veterans who have been determined by the U.S. Department of Veterans Affairs to have a service-connected disability.
• Poverty Exemption: Homeowners who meet specific financial hardship guidelines established by their local municipality may apply for a reduction or total exemption of property taxes.
• Senior and Disability Deferments: Certain taxpayers may be eligible to defer the payment of summer property taxes if they meet specific age, income, or disability criteria.

Payment Schedule & Deadlines

Property tax bills in Houghton County are generally issued in two installments: the Summer tax bill (due July 1) and the Winter tax bill (due December 1). Taxes are considered past due if not paid by the date specified on the bill. If payment is not received by the statutory deadline, interest and penalties will accrue at a rate of 1% per month. If taxes remain unpaid after February 28 of the following year, the account is turned over to the Houghton County Treasurer as delinquent, which incurs additional administrative fees and interest, eventually putting the property at risk of foreclosure.

Appealing Your Assessment

If you believe your property’s assessed value or Taxable Value is inaccurate, you have the right to appeal. The process begins at the local level:

• March Board of Review: You must first protest your assessment at the March Board of Review in your township or city. You should contact your local assessor's office in February to schedule an appointment.
• Michigan Tax Tribunal: If you are dissatisfied with the local Board of Review’s decision, you may appeal to the Michigan Tax Tribunal. Please note that for residential property, you must have protested to the local Board of Review before filing with the Tribunal.

Always maintain documentation, such as recent appraisals or comparable sales data, to support your claim during the appeal process.